Edgemont homes are not all equal — and six years of sales data proves it. How new builds, character homes, and land value have performed from 2020 to 2026 — with real sold prices and street-level data.
A brand-new custom build on Leovista Avenue trades at a completely different price and speed than a 1950s character home on Ridgewood Drive. Consequently, understanding which category your home falls into — and how Edgemont homes in that category have performed from 2020 to 2026 — is essential context for any buyer or seller today. Here is a complete breakdown by home age, with real examples and year-by-year trends for each segment.
The age profile of Edgemont homes: what the neighbourhood is made of
Of the 252 closed and pending detached sales in Edgemont from January 2020 through May 2026, the breakdown by home age is striking:
- Character homes (60+ years old): 157 sales — 62% of all transactions
- Older homes (41–60 years old): 28 sales — 11%
- Established homes (26–40 years old): 18 sales — 7%
- Mid-age homes (16–25 years old): 9 sales — 4%
- Recent builds (6–15 years old): 20 sales — 8%
- New builds (0–5 years old): 17 sales — 7%
The dominant story of Edgemont homes is therefore the character home — properties built in the 1940s through 1960s that sit on large lots throughout the neighbourhood. Importantly, this is where the land value story lives. Moreover, many of these homes are purchased not primarily for the structure but for the lot, the street, and the rebuild potential. As a result, the character home category has remained the most consistently traded segment across every single year from 2020 through 2026 — including the peak, the correction, and the current market.
Edgemont homes: the six-year scorecard (all age categories)
Based on closed and pending transactions across all age categories from 2020 through May 2026:
| Year | New (0–5yr) | Recent (6–15yr) | Mid-age (16–25yr) | Established (26–40yr) | Older (41–60yr) | Character (60+yr) |
|---|---|---|---|---|---|---|
| Median Sold Price | ||||||
| 2020 | $3,452,500 | $2,944,000 | $3,030,000 | $2,325,000 | $1,870,000 | $2,040,000 |
| 2021 | $3,652,710 | $3,800,000 | $3,369,000 | $2,700,000 | $2,300,000 | $2,221,000 |
| 2022 | — | $3,860,000 | $3,385,000 | $3,200,000 | $2,215,000 | $2,321,700 |
| 2023 | — | $3,600,000 | $3,400,000 | $2,350,000 | $2,475,000 | $2,432,500 |
| 2024 | $3,850,000 | $3,775,000 | $3,795,000 | $2,625,000 | $2,500,000 | $2,378,000 |
| 2025 | — | $3,282,500 | $3,675,000 | $3,010,000 | $2,680,000 | $2,125,000 |
| 2026* | — | $3,792,500 | $3,400,000 | $3,280,000 | — | $2,070,000 |
| Average $/sqft | ||||||
| 2020 | $665 | $639 | $763 | $623 | $739 | $916 |
| 2021 | $718 | $750 | $758 | $706 | $915 | $1,049 |
| 2022 | — | $703 | $1,045 | $843 | $858 | $1,029 |
| 2023 | — | $854 | $810 | $999 | $1,078 | $1,109 |
| 2024 | $907 | $833 | $1,171 | $717 | $964 | $1,120 |
| 2025 | — | $741 | $1,144 | $740 | $967 | $1,059 |
| 2026* | — | — | — | — | — | $1,156 |
| Average Days on Market | ||||||
| 2020 | 29 | 80 | 40 | 21 | 34 | 23 |
| 2021 | 35 | 21 | 8 | 20 | 8 | 19 |
| 2022 | — | 64 | 11 | 12 | 46 | 21 |
| 2023 | — | 3 | 12 | 10 | 20 | 18 |
| 2024 | 2 | 46 | 3 | 10 | 24 | 14 |
| 2025 | — | 16 | 17 | 16 | 25 | 20 |
| 2026* | — | 59 | 1 | 2 | — | 58 |
*2026 includes closed and pending (firm) transactions through May 2026.
Year by year: what was happening to Edgemont homes
2020 — The pre-pandemic baseline
2020 started as a conventional buyer-friendly market. Specifically, the average sale-to-list ratio of 96.3% meant sellers were typically accepting 3–4% under asking across most Edgemont homes, and the average days on market gave buyers time to think. Furthermore, the notable outlier was the older home segment — 40% sold over asking even in 2020, reflecting early land value competition on well-positioned lots. The seeds of 2021 were planted in the back half of 2020 as remote work made larger homes with outdoor space suddenly essential.
2021 — The peak: zero-day sales and 13% over asking
2021 was unlike anything Edgemont homes had seen. Moreover, it was unlike anything most of Greater Vancouver had seen in the detached segment. Volume hit 72 sales, 50% above 2020. Additionally, 46% of character homes sold over asking, and the average sale-to-list ratio for that segment hit 101.9%. The standout example is 3623 Sunnycrest Drive — a 55-year-old home that sold in 0 days at $3,400,000 on a $2,998,000 ask, 13.4% over asking. Furthermore, 3180 Fairmont Road (70 years old) sold in 3 days at $3,920,000 against a $3,499,900 list — 12% over asking. As a result, sellers who listed in this window captured premiums the market has not revisited since.
2022 — The rate shock
The Bank of Canada began hiking rates in March 2022, and consequently volume collapsed from 72 to just 28 sales — a 61% drop. However, median prices held remarkably steady. The reason is simple: sellers who didn’t need to sell simply didn’t. Therefore, the listings that did transact were genuine sellers, and buyers who remained in the market were equity-rich and less rate-sensitive. Nevertheless, the mid-age segment was hit hardest, with sale-to-list dropping to 89.6% — the weakest result of any age category in any year.
2023 — Stabilisation: prices push higher despite fewer sales
2023 was, in many respects, more interesting than 2022. Specifically, the character home median actually moved up to $2,432,500 — the highest in the dataset for that segment. Additionally, 33% of character homes sold over asking, nearly matching the 2021 rate. The established home segment posted a 102.3% sale-to-list ratio, meaning sellers in that bracket were getting over asking on average. Furthermore, 2940 Brookridge Drive (63 years old) sold in 2 days at $3,125,000, 16.4% over asking — demonstrating that specific Edgemont homes continued generating bidding wars even in a cooling market.
2024 — The two-speed market crystallises
2024 showed the Edgemont homes market settling into a clear pattern: fresh well-priced listings selling in days, overpriced ones sitting for months. Consequently, the gap between 2 days and 82 days on the same street became the defining story of the year. The older home segment reached a new median high of $2,500,000, while the character home median softened slightly to $2,378,000. Moreover, new builds returned briefly — one transaction at $3,850,000 in just 2 days — confirming that demand for quality product remained strong when correctly priced.
2025 — The correction lands
2025 is where cumulative rate pressure finally registered clearly in Edgemont home prices. The character home median fell to $2,125,000 — below the 2020 baseline in nominal terms. Furthermore, the over-asking rate for character homes dropped to just 11%, the lowest since 2020. In contrast, the older home segment (41–60 years) bucked the trend entirely: its 2025 median of $2,680,000 was the highest in the six-year dataset for that category, as buyers sought liveable renovation-ready product at a discount to new builds. Additionally, 43% of all Edgemont homes still sold within 7 days — the highest proportion in the dataset — confirming that correctly priced properties remain in genuine demand.
2026 — Edgemont homes so far: newer product recovers, character softens
2026 is still early in the cycle, with only 9 transactions (2 closed, 7 pending) through May. Nevertheless, the emerging pattern is significant. Specifically, the newer segments are reasserting themselves: 3586 Emerald Drive (23 years old, mid-age) went pending in 1 day at $3,400,000 over asking, and 3476 Wellington Crescent (15 years old, recent build) went pending in 3 days at $3,985,000 over asking. In contrast, character homes are experiencing a two-speed dynamic of their own — 3474 Greentree Lane (71 years old) sold in 3 days at $2,165,000 and $1,413/sqft, while 3658 Loraine Avenue (74 years old) took 51 days at $1,890,000. As a result, 2026 appears to be favouring well-located, well-presented Edgemont homes of any age that are priced with precision.
New built Edgemont homes (0–5 years old) — the premium tier
New construction in Edgemont commands the highest absolute prices in the neighbourhood. Specifically, 17 new builds transacted between 2020 and 2025, with prices ranging from $3,180,000 to $3,990,000. However, a critical pattern emerges in the data: new builds average slower DOM than character homes even in peak years. In 2021, new builds averaged 35 days versus 19 days for character homes. Furthermore, the sale-to-list ratio for new builds never exceeded 96.1% — well below the 101.9% character home average in the same year. The reason is that new builds attract a narrower buyer pool, while character homes appeal to both end-users and land buyers simultaneously. Consequently, correctly priced new builds sell well, but they rarely generate the same bidding war intensity as a well-positioned lot on a premium street.
Notable example: 919 Leovista Avenue (1 year old) sold in 2020 in 15 days at $3,750,000. Then 3560 Bluebonnet Road (1 year old) sold in 2021 at $3,975,000 in 10 days — a $225K gain in 12 months. Additionally, the only 2024 new build transaction — 3618 Loraine Avenue at $3,850,000 in 2 days — confirms that demand remains strong for the right product, even as supply has dried up almost entirely since 2022.
Recent Edgemont homes (6–15 years old) — the custom home sweet spot
This segment consistently achieves the highest prices in Edgemont across the dataset. Moreover, it occupies a compelling position: modern construction quality and functional layouts without carrying the new-build premium. The 2022 peak median of $3,860,000 lagged the overall market peak by a year — a typical pattern where buyers who missed 2021 continued competing for the best product into early 2022. Furthermore, the 2026 pending median of $3,792,500 suggests this segment is recovering faster than others in the current year, with 50% of 2026 pending transactions in this category going over asking.
Notable contrast: 3930 Hillcrest Avenue (14 years old) took 110 days to sell at $3,950,000 in early 2022. In contrast, 3192 Beverley Crescent (9 years old) sold in 3 days at $3,600,000 in 2023. The difference was not property quality — it was pricing discipline. Consequently, this segment more than any other punishes overpricing with extended market exposure.
Character Edgemont homes (60+ years old) — the land value story
This is the most important segment in the Edgemont homes market — not just because it represents 62% of all sales, but because it is where the most compelling price dynamics have played out. Specifically, character homes are frequently purchased for their land value. The question buyers are running is: what would I pay for this lot if I were going to demolish and rebuild? The 2025 character home median of $2,125,000 for a typical 65–70 year old home implies a land value of approximately $1.6M–$1.8M after accounting for demolition cost, depending on lot size and street.
The land value calculation: what an Edgemont home lot is actually worth
A buyer paying $2,000,000 for a 1,800 sqft character home on a 7,500 sqft lot in prime Edgemont is effectively paying approximately $267 per sqft of lot. Furthermore, the per-sqft pricing on character homes based on structure size has held above $1,000 since 2021 — but this number is somewhat arbitrary for land buyers, who are paying primarily for the dirt beneath the house. Consequently, BC Assessment values are particularly unreliable for character homes in Edgemont, as they often underweight the land component relative to what buyers are actually paying.
Key examples illustrating the land story:
- 3399 Edgemont Blvd (73 years old, 2020): $1,525,000 — the lowest sale in the dataset, almost certainly a land play
- 3647 Loraine Ave (67 years old, 2020): $2,000,000 in 1 day at asking — buyers knew exactly what they were getting
- 938 Leovista Ave (70 years old, 2022): $2,372,000 in 1 day at 24.9% over asking — the strongest over-asking result in the entire dataset
- 1116 Ridgewood Dr (74 years old, 2025): $1,499,999 — the current entry point for a character home lot in Edgemont
Older Edgemont homes (41–60 years old) — the renovation opportunity
Remarkably, the older home segment is the only category where the 2025 median ($2,680,000) exceeds every prior year in the dataset. This is an important signal for buyers. Specifically, as character homes have become more expensive and new builds have largely disappeared, buyers seeking a liveable home they can renovate over time — without paying new build prices — have pushed demand into this 41–60 year cohort. Furthermore, the 2025 sale-to-list ratio of 98.7% is the strongest of any age category that year.
Notable example: 3623 Sunnycrest Drive (55 years old) sold in 2021 in 0 days at $3,400,000 — 13.4% over its $2,998,000 ask. This is the strongest over-asking result in the entire six-year dataset, achieved on a 55-year-old home. Consequently, this illustrates that the older home and land value dynamics overlap significantly at the right price point and street.
Edgemont homes by bedroom: how each category has moved
3-bedroom Edgemont homes — the entry point
| Year | Median Price | Avg $/sqft | Avg DOM | Sale/List |
|---|---|---|---|---|
| 2020 | $1,889,000 | $1,002 | 14 days | 98.5% |
| 2021 | $2,105,000 | $1,176 | 18 days | 102.6% |
| 2022 | $2,372,000 | $1,045 | 21 days | 99.6% |
| 2023 | $2,315,000 | $1,198 | 28 days | 97.3% |
| 2024 | $2,354,000 | $1,174 | 15 days | 98.7% |
| 2025 | $2,000,000 | $1,170 | 14 days | 95.9% |
| 2026* | $2,032,500 | $1,156 | 22 days | 96.3% |
4-bedroom Edgemont homes — the family sweet spot
| Year | Median Price | Avg $/sqft | Avg DOM | Sale/List |
|---|---|---|---|---|
| 2020 | $2,101,000 | $859 | 38 days | 97.7% |
| 2021 | $2,348,000 | $962 | 11 days | 102.3% |
| 2022 | $2,322,000 | $997 | 20 days | 99.1% |
| 2023 | $2,350,000 | $999 | 14 days | 100.9% |
| 2024 | $2,593,000 | $964 | 21 days | 99.6% |
| 2025 | $2,385,000 | $991 | 27 days | 97.3% |
| 2026* | $2,032,500 | — | 73 days | 92.9% |
5 and 6-bedroom Edgemont homes — the upper market
| Year | Median 5BR | Median 6BR | Combined Avg DOM | Combined Sale/List |
|---|---|---|---|---|
| 2020 | $2,500,000 | $3,000,000 | 29 days | 94.3% |
| 2021 | $2,425,000 | $3,508,000 | 21 days | 99.3% |
| 2022 | $2,590,000 | — | 32 days | 101.6% |
| 2023 | $3,200,000 | $3,700,000 | 7 days | 101.3% |
| 2024 | $2,670,000 | $3,700,000 | 9 days | 99.8% |
| 2025 | $2,900,000 | $3,275,000 | 16 days | 97.2% |
| 2026* | $3,340,000 | $3,792,500 | 30 days | 101.1% |
*2026 includes pending transactions through May 2026.
The 5 and 6-bedroom 2026 pending data is particularly noteworthy. Specifically, the combined sale-to-list of 101.1% — meaning over asking on average — signals that larger Edgemont homes in the upper price tier are recovering strongly. Additionally, the pending median for 6-bedrooms of $3,792,500 is approaching the 2022 peak. As a result, buyers considering larger Edgemont homes in 2026 should expect competition rather than the leverage that exists in some other categories.
How quickly Edgemont homes sell — a year-by-year breakdown
| Year | Sold in 0–7 days | 8–14 days | 15–30 days | 31–60 days | 60+ days |
|---|---|---|---|---|---|
| 2020 | 13 (27%) | 10 (21%) | 11 (23%) | 8 (17%) | 6 (12%) |
| 2021 | 34 (47%) | 15 (21%) | 7 (10%) | 7 (10%) | 8 (11%) |
| 2022 | 8 (29%) | 4 (14%) | 7 (25%) | 6 (21%) | 3 (11%) |
| 2023 | 12 (33%) | 12 (33%) | 5 (14%) | 6 (17%) | 1 (3%) |
| 2024 | 12 (39%) | 6 (19%) | 8 (26%) | 3 (10%) | 2 (6%) |
| 2025 | 12 (43%) | 6 (21%) | 5 (18%) | 2 (7%) | 3 (11%) |
The speed data reveals something important about 2025 specifically. Even though median prices pulled back and over-asking rates dropped, 43% of Edgemont homes still sold within 7 days — the highest proportion in the entire dataset. Therefore, what is happening is not that the market is slow. Rather, correctly priced Edgemont homes are moving faster than ever, while overpriced ones drag the average up. As a result, the overall average DOM masks a market that is more bifurcated than any prior year.
What the Edgemont homes data tells buyers and sellers in 2026
If you are selling an Edgemont home in 2026
The data is unambiguous. Specifically, Edgemont homes that are priced at or slightly below current comparable sales are still selling in days — often with multiple offers. However, homes priced at 2021–2022 levels or with aspirational pricing are sitting for 90–140+ days and ultimately selling well under list. Furthermore, the cost of that wait is not just the final discount — it is the carrying costs, the stale listing stigma, and the leverage that passes to buyers with every passing week. The most important question a seller can ask in 2026 is not “what did my neighbour get in 2021?” — it is “what have Edgemont homes like mine actually sold for in the last 90 days?”
If you are buying an Edgemont home in 2026
For buyers, the current Edgemont market offers something absent since 2019: time and leverage on certain properties. Specifically, any listing over 60 days on market represents a motivated seller who has already demonstrated they will accept below ask. In contrast, fresh listings priced accurately will still move fast — therefore, buyers who are ready to act quickly have a meaningful advantage over those who need weeks to decide. Additionally, from a long-term perspective, the six-year data is reassuring: Edgemont homes have never had a prolonged collapse. Volume contracts, prices soften, and then the neighbourhood’s fundamentals — schools, village lifestyle, trail access, low turnover — reassert themselves.
Currently listed — Edgemont homes for sale
If you’re actively searching right now, you can browse all current Edgemont listings directly on my site — filtered to the neighbourhood and updated in real time. Given the data above, inventory moves quickly on well-priced properties, so it’s worth checking regularly or reaching out to be notified the moment something new hits.
Here’s the 2026 Edgemont sales data — both closed and pending:
| 3474 Greentree Lane | Closed | 71 yrs | 3 | $2,165,000 | $1,413 | 3 | |
| 3658 Loraine Ave | Closed | 74 yrs | 4 | $1,890,000 | $898 | 51 | |
| 2762 Newmarket Dr | Pending | 76 yrs | 3 | $1,865,000 | — | 2 | |
| 963 Belmont Ave | Pending | 72 yrs | 4 | $2,100,000 | — | 95 | $198K under list |
| 3630 Bluebonnet Rd | Pending | 71 yrs | 3 | $2,070,000 | — | 141 | $30K under list |
| 2752 Newmarket Dr | Pending | 29 yrs | 5 | $3,280,000 | — | 2 | Over asking |
| 3586 Emerald Dr | Pending | 23 yrs | 5 | $3,400,000 | — | 1 | Over asking |
| 1026 Belmont Ave | Pending | 6 yrs | 6 | $3,600,000 | — | 115 | $399K under list |
| 3476 Wellington Cr | Pending | 15 yrs | 6 | $3,985,000 | — | 3 | Over asking |
Want to know what your Edgemont home is worth today?
Whether you’re thinking about selling, evaluating a purchase, or simply trying to understand where your home sits in the context of six years of market movement — get a no-obligation home evaluation here, or reach out directly for a conversation backed by real data.
Email: yuliya@yuliyalys.com
Phone/Text: 604-500-5838
Instagram: @yuliyalys.realestate
About Yuliya Lys: Having lived in these neighbourhoods throughout her life, Yuliya’s focus remains within a 30-minute radius of downtown Vancouver, including West Vancouver, North Vancouver, the Westside, Yaletown, and Coal Harbour. This deep local knowledge allows her to advise with context, nuance, and a true understanding of how each market moves. Data reflects MLS® closed and pending detached home transactions in Edgemont, North Vancouver, January 2020–May 2026. Includes Handsworth Secondary catchment area. Not intended as a formal appraisal.